Project Overview

After months of planning by the Taskforce and Board, we are moving forward with the restoration project to address concerns on the west side of the building, the replacement of the mansard roofing and several other project components detailed below. 

The Board, at the recommendation of the Taskforce, has selected Reconstruction Experts and their sister company, Advanced Roofing & Sheet Metal, as the general contractor and roofing vendor to perform the work. 

Due to the nature of this type of project, some details will only be known as the work begins to progress. All of us should anticipate changes in scope, cost, and timeline. It is important to start with a plan, and those details are explained below. Please take some time to familiarize yourself with the project plan. 

The west side and corners will be fully covered with scaffolding allowing easy movement and quicker work from crews. Lifts will be used on the north, south and east sides not accessible from the scaffolding. Once maintenance work and stucco repair has happened, all impacted surfaces will be sealed and repainted.

Units that need interior work to address wall repair and window replacement will be asked to remove furniture and furnishings from the window area. If necessary, temporary protection will be installed 3-4 feet inside the window openings. During the construction, access will be from the outside scaffolding. Scaffolding will be locked off and secured at the end of each workday for security purposes. 

Concrete Remediation: 

Mostly focused on some bay side knee walls on enclosed balconies with some additional incidental repairs. The full extent of needed work and units impacted will not be clear until work is underway. 

Mansard Roofing Replacement: 

Current mansard roofing is original. The current material is asbestos tile. Unfortunately, no funds have ever been reserved for replacing the roofing. The recent Structural Integrity Reserve Study calls for immediate mansard roofing replacement, so it was added to this project. 

Facia Replacement: 

Facia is rotting in many places. The damage was discovered during the recent building painting. The repair was added to this maintenance project rather than slow down the previous painting project. 

Roof Anchor System: 

The original building swing stage anchors do not meet code and cannot be used. Our structural engineer recommends installation of a new roof anchor system that can be used for window washing and light building exterior maintenance. 

Common Area Door Replacement: 

Common area doors are due to be replaced. Funding will be taken from the reserve account. 

Optional Unit Window & Door Replacement: 

Window & door replacement is being offered to owners as part of the work performed by the General Contractor, but all costs associated with this replacement are the responsibility of the individual unit and not the general association membership. The costs are excluded from the shared project budget on which the special assessment is based. 

The following budget outlines the various project categories and the anticipated cost. You will notice that we have reduced the overall project assessment cost by using 100k from the reserve fund. Also, we have included a 20% contingency to cover unanticipated expenses, but the assessment plan anticipates assessing those amounts only if they are needed. 

West Wall Maintenance - $706,908

Mansard Roof Replacement - $399,990

Roof Anchors - $60,000

Legal - $10,000

Engineering & Supervision - $111,345

Sub-Total: $1,288,243

Adjusted Sub-Total (-100k from Reserve): $1,188,243

Contingency (20%): $257,649

Total with Contingency: $1,545,89